Offer for a semi-detached house with land, okay?

First of all, hello to everyone. I am the new guy.

About us. My wife and I are 27 years old. Monthly net income 3000-3200€.
Equity 35000€, but we only want to put 30000€ into the house.

About the house offer:

It is a semi-detached house with 124sqm on a 315sqm plot. The sqm costs 122€, so 38000€ for the plot and 131000€ for the house.

About the house:

1. Earthworks
The topsoil in the area of the building body will be excavated up to 30cm deep and stored on the side of the plot.

2. Foundations:
Strip foundations are laid frost-proof 80cm deep around the building body. Excavated soil from the foundations will be properly disposed of.

3. Floor slab:
The foundation is a shallow foundation with a reinforced concrete slab made of waterproof concrete C25/30. Under the slab is a moisture barrier and a roughly 30cm thick gravel layer.

3.1.
A hot-dip galvanized foundation earth electrode is installed according to valid VDE regulations during the foundation construction.

4. Supply and disposal/building drainage:
The drainage pipes below the floor slab are arranged with the required slope according to DIN.

4.1.
Wastewater and rainwater are laid according to the drawing and connected to the sewer system.

4.2.
Gas, water, electricity, and telecom connections are included in the fixed price.

5. Ground floor/attic
Exterior walls 30cm thick consist of single-shell masonry with the following structure from outside to inside: 120mm thermal insulation composite system in white, backing masonry 17.5cm thick consisting of highly thermally insulating clay bricks (Poroton plan bricks).

5.1.
The interior walls consist of 17.5 and 11.5 cm thick clay bricks (Poroton plan bricks).

5.2.
The party walls of the house are soundproof and fire-resistant, made of double 17.5cm thick Poroton plan bricks.

5.3.
The finished ceiling height on the ground floor is 2.54 m.

5.4.
Between the ground and attic floors, a reinforced concrete ceiling made of filigree slabs is installed and concreted with in-situ concrete C20/25. The underside of the ceiling is ready for wallpaper after skimming.

5.5.
The attic ceiling consists of a beam structure made of spruce-fir grade II. The cladding is done with gypsum board on battens. In the wet rooms impregnated gypsum boards are used. The ceiling is ready for wallpaper after skimming.

5.6.
The attic receives walkable USB boards. The attic ceiling is not clad. The attic can be expanded. Expansion area approx. 40sqm.

5.7.
Interior window sills consist of marble (natural stone) Micra Carrara. In the bathroom and guest WC, tiled window sills are provided.

5.8.
Exterior window sills aluminum white.

6. Roof
The gable roof consists of construction timber A/S spruce-fir grade II. The roof overhang is 50cm all around. The underside of the eaves and gable are clad with white plastic profiles. Roof surface covered with Creaton Futura black.

7. Windows and doors
White plastic windows, steel-reinforced elements. Flush-mounted construction depth 73mm, 5-chamber system, thermal insulation glass Ug 1.1 including plastic roller shutter box with strap.

7.1.
Aluminum front door white with 3-point locking, profile cylinder with 3 keys. Rodenberg plastic filling light, brass spoon-shaped handle.

7.2.
Interior doors light red beech, brass spoon-shaped handle. Door budget 160€/pc incl. VAT.

8. Heating
Boiler with hot water storage on natural gas basis with solar system brand Vaillant or equivalent like [B]Vaillant, [/B] weather-controlled heating system control. The heating system is placed in the utility room. Underfloor heating is installed in all ground and attic floor rooms.

9. Sanitary
Guest WC equipment: white porcelain washbasin approx. 50cm. Chrome quality fittings as single-lever mixer, white porcelain toilet bowl as low-flush wall-hung with pre-wall installation, white push-button set with flush stop function, white toilet seat with lid.

Bathroom equipment: white porcelain washbasin approx. 60cm. Chrome quality fittings as single-lever mixer. White porcelain toilet bowl as low-flush wall-hung with pre-wall installation, white push-button set with flush stop function. White toilet seat with lid, rectangular acrylic bathtub in white with chrome shower mixer single-lever with spiral shower hose and shower head. Barrier-free shower with chrome shower mixer single-lever with spiral shower hose and shower head.

9.1.
The kitchen receives connections for kitchen sink and dishwasher.

9.2.
An external tap on the ground floor for garden watering.

10. Electrical installations
The complete electrical installation including meter cabinet is carried out according to the regulations of VDE and the utility company.

10.1.
The circuit protection is carried out via modern circuit breakers and RCD switches. A potential equalization in combination with the foundation grounding is installed to protect the electrical system.

Standard room equipment:
1 ceiling light point
1 switch
5 sockets

House entrance and terrace lighting:
1 outdoor light each. Switchable from inside.

Attic:
1 socket
1 ceiling light point

11. Interior plaster
All masonry walls receive a single-layer machine gypsum plaster. All protruding free masonry corners are protected by corner protection strips.

12. Screed
The ground floor slab is fully sealed against rising moisture.

Ground floor structure:
Sealing according to DIN 18195
10cm insulation EPS- 0.35 DEO
Foil with edge insulation strip
6cm flowing screed CA- C20 F4

Attic structure:
3.5cm insulation EPS- 0.35 DEO
Foil with edge insulation strip
6cm flowing screed CA- C20 F4

13. Staircase
Modern wooden staircase freestanding on pins in beech budget 2500€ incl. VAT.

14. Tiles (budget 15€/sqm)
The tiles can be chosen by the builder in the responsible tile specialty store. Additional or reduced costs will be credited or additionally charged.

14.1.
Floors are laid in all the following rooms: WC, bathroom, kitchen, utility room, and hallway.

14.2.
Bathroom and WC are tiled up to the ceiling including window reveals and window sills.

15. Paving
Paved are the terrace approx. 16sqm, access path, and parking space with rectangular cement gray paving stones.

These were some details. What do you think about it?

The boss of the construction company said the following costs will also come up: 3.5% property transfer tax, 1.5% notary.

So:

169,000€ semi-detached house and plot
8,500€ property transfer tax and notary
5,000€ garage
10,000€ miscellaneous (fence, some additional furniture)

192,500 minus 30,000 equity = 162,500€

We want to borrow 170,000€ just to be safe.

170,000€ * 5 (4% interest + 1% repayment) / 100 / 12 = 710€ monthly loan repayment

What do you think about that?

Hello,

...Regarding the house offer: It is a semi-detached house with 124 sqm on a 315 sqm plot. The sqm costs €122, so €38,000 for the plot and €131,000 for the house. About the house: ...4.2. Gas, water, electricity and telecom connections are included in the fixed price...

Where is the hidden camera?

Best regards

Hello,

that sounds very much like a cheap provider’s fairy tale …

It is a semi-detached house 124 sqm on a 315 sqm plot. The sqm costs €122, so €38,000 for the plot and €131,000 for the house.

A serious offer with identical parameters: €38,000 for the plot and €150,000 for the semi-detached house on a slab foundation as a KfW 70 efficiency house without painting & carpet flooring.

I have removed from the response the items from the submitted BB that seem somewhat realistic to me for the sake of clarity and have only referred to some points that are utterly unrealistic.

Strip foundations are frost-proof founded 80cm deep all around the building body. Excavation of foundations is properly disposed of.

Realistic only at an extra cost

Waste water and rainwater will be laid according to the drawing and connected to the sewer system.

Realistic only at an extra cost

Gas, water, electricity, and telecom connections are included in the fixed price.

These involve, roughly and depending on the location of the building relative to the public connections, costs in the range of €8,000–12,000. It is very unlikely that these costs are included in the fixed price, especially since by this point the house price you quoted would already have had to be reduced to about €115,000, which would put us in the range of a shell house to have any claim to seriousness.

The attic receives walkable USB panels. The attic ceiling will not be clad. The attic can be developed. Expansion area approx. 40 sqm.

That would mean that the staircase to the loft would also be included in the fixed price; additional costs in the range of €3,000–4,500.

Interior doors light beech, push handle in brass spoon shape. Door budget €160/piece incl. VAT.

So cheapest honeycomb doors; I hope you don’t have children who are at the Bobby Car age.

The terrace approx. 16 sqm, access path, and parking space will be paved with rectangular cement-gray paving stones.

That is additional costs in the range of €3,000–5,000

Those were some details. What do you think about it? The boss of the construction company said the following costs will still come up: 3.5% property transfer tax, 1.5% notary. So: €169,000 semi-detached house and plot

€8,500 property transfer tax and notary, €5,000 prefabricated garage, €10,000 miscellaneous (fence, some additional furniture).

Nothing at all!

The sum mentioned by me at the beginning is realistic; after that, the calculation is as follows:
Semi-detached house – 150,000.00
Plot – 38,000.00
Prefabricated garage – 5,700.00
Additional construction costs – 30,000.00

Total: – 223,700.00
Less equity – 30,000.00

Amount to be financed: 193,700.00 plus buffer for extras

If there were a reasonable semi-detached house to be built according to the valid state of the art, the applicable DIN standards as well as the current version of the energy saving ordinance at the fixed price you stated here, my colleagues and I would immediately switch to the provider and look forward to a peaceful retirement because we wouldn’t have time to spend the money earned due to writing so many orders.

So if you want a serious recommendation, keep your hands off this “offer” and have further talks with providers who are not so skilled in telling fairy tales.

Best regards

The rear masonry 17.5cm thick consists of highly thermally insulating clay bricks (Poroton solid bricks).

Yes, yes .. these are such buzzwords of charlatans.

There is no highly insulating 17.5cm masonry! This is a completely normal perforated brick (Poroton is merely a brand/manufacturer.. which anyway is Wienerberger) that serves as a load-bearing exterior wall.
You get the insulation only through the PS insulation (hence probably the term "white".. although you should also use the better Neopor here) and not through the masonry.

The budget sums for the areas or components are also bottom level! As the construction expert already indicated. You get nothing for that in specialist trade.. so this means hefty additional costs during selection. And that is exactly what this charlatan.. i.e. general contractor/developer is after.

Personally, I can only advise against this.. unless you know what you are doing and have the appropriate reserve in your account.
But even then it would certainly be better not to consider such providers, because with their bait offers they only want to fish builders out of the market... to then possibly shamelessly exploit them. The honest provider, on the other hand, has no chance.. which is ultimately very unfortunate and worrying!

First of all, thank you for your comments. I don't know anything about this at all. We have another meeting on 20.10 where I will bring my father along since he has built before. Do you have any important things in mind that one can/should ask beforehand?

He has already built two of these semi-detached houses and sold everything. I talked to two builders. Both were totally satisfied with his work and did not pay more. Well, I don't know.

The answers to your questions are clear. Caution is advised here. Get a fixed price offer. In this fixed price offer, everything listed that you have described should be included. Furthermore, it would be sensible to appoint a construction expert for the trade acceptance. At the low price, this is a good investment. No payments without services rendered. I hope it goes well. Regards Claudius